Exclusive Properties
New Homes in Cyprus for Sale
New-build homes in Cyprus direct from developers: 3,221 homes in 340 projects from €135,000, with the stage and delivery year of each. Ready, under construction and off plan compared, updated 6 November 2026.
Buy propertyList of New Homes in Cyprus
VillaArmonia Beach
Paphos
VillaAdonis Beach Villas
Paphos
TownhouseAtrium Townhouses
Paphos
VillaZelemenos Mansion
Paphos
ApartmentRoyal Bay Resort
Paphos
VillaCap St Georges Resort
Paphos
VillaVilla Superior
Paphos
VillaOsmia Bee Home
Paphos
VillaThe Gallery
Paphos
VillaOuranos Villas
Paphos
VillaSea Caves Villas
Paphos
VillaCoral Seas
Paphos
VillaAkakia Villas
Paphos
New homes in Cyprus on 6 November 2026
The homes currently available in the projects we list. Prices are asking prices, usually quoted before VAT.
- Homes for sale
- 3,221 in 340 projects
- Homes from
- €135,000
- Median price
- €495,000
- Off plan
- 955
- Under construction
- 928
- Ready or completed
- 111
Source: the available units of the published projects in our database on 6 November 2026. Price per m² uses the interior area where the listing gives it and the built area otherwise. Asking prices on mostly new-build and off-plan units; no completed sales are included. Stage is recorded for 1,994 of the 3,221 homes.
Almost everything on this site is new: 3,221 homes in 340 projects of licensed developers, from €135,000, with a median asking price of €495,000. The question for a buyer is not whether a home is new but how finished it is. Of the 1,994 homes with a stage on file, 955 are off plan, 928 are under construction and 111 are ready or completed. We are paid by the developer, so you pay us no agency fee.
New homes in Cyprus by stage: ready, under construction and off plan
The stage decides when you can move in, how you pay and what you risk.
- Ready or completed: 111 homes. You can see the home, pay on the title or the contract and move in. They carry VAT while they have not had first use; since 1 September 2026 first use means systematic use for at least 18 months.
- Under construction: 928 homes. You see the building but pay in stages tied to construction.
- Off plan: 955 homes. You buy on approved plans, typically with 20% to 30% on signing, and carry the completion risk; see Cyprus off-plan deposit protection.
When new homes in Cyprus are delivered
Delivery years are recorded for 956 homes: 1 in 2024, 54 in 2026, 161 in 2027, 284 in 2028, 364 in 2029, 92 in 2030. The rest have no date on file, so ask for it and for the remedy if it slips.
Stage by district
- Limassol: 1,251 homes in 120 projects; 323 off plan, 388 under construction, 54 ready, 486 not recorded.
- Paphos: 1,546 homes in 172 projects; 389 off plan, 385 under construction, 47 ready, 725 not recorded.
- Larnaca: 299 homes in 32 projects; 183 off plan, 111 under construction, 5 ready, 0 not recorded.
- Famagusta district: 94 homes in 11 projects; 60 off plan, 34 under construction, 0 ready, 0 not recorded.
- Nicosia: 31 homes in 5 projects; 0 off plan, 10 under construction, 5 ready, 16 not recorded.
Counts of homes by recorded stage; “not recorded” means the stage is missing from the listing.
What a budget buys across Cyprus
- Up to €250,000: 295 homes in 45 projects, most of them one-bedroom (197), median size 51 m².
- €250,000 to €350,000: 579 homes in 109 projects, most of them one-bedroom (313), median size 68 m².
- €350,000 to €500,000: 763 homes in 155 projects, most of them two-bedroom (480), median size 80 m².
- €500,000 to €800,000: 734 homes in 147 projects, most of them two-bedroom (332), median size 110 m².
- €800,000 to €1,500,000: 503 homes in 93 projects, most of them three-bedroom (265), median size 166 m².
- Above €1,500,000: 347 homes in 74 projects, most of them four bedrooms and more (156), median size 260 m².
Where the new homes are
Paphos has the most (1,546 homes), then Limassol (1,251), Larnaca (299), the Famagusta district (94) and Nicosia (31). The district pages give prices by area: Property for Sale in Paphos, Property for Sale in Limassol and Property for Sale in Larnaca. All types together, with a price table by district, are on Properties for Sale in Cyprus. The Famagusta district page is property for sale in Ayia Napa.
What a new-build costs on top of the price
A new-build carries VAT instead of transfer fees. VAT is 19%, or 5% on the first 130 m² of a home that will be your primary and main residence, within the limits of €350,000 for the 5% part and €475,000 and 190 m² for the whole transaction. On a €300,000 home that is €15,000 at 5% and €57,000 at 19%. Stamp duty was abolished for contracts signed from 1 January 2026, and a lawyer costs about 1% plus VAT. A resale carries no VAT and pays transfer fees of 3%, 5% and 8% by price band, halved, which comes to €8,600 on €300,000. See Cyprus property VAT explained and the cost of buying property in Cyprus.
The choice between a new-build and a resale, with the costs of each, is in new-build or resale in Cyprus.
Buying from a Cyprus developer: the order of steps
You choose the unit, sign a reservation, and an independent lawyer checks the title and permits before the contract is signed and lodged at the Land Registry. A non-EU buyer needs Council of Ministers permission, which the lawyer files after signing. Payments follow the construction stages on an off-plan project. The steps are in how to buy property in Cyprus as a foreigner. A first-sale new-build of at least €300,000 plus VAT can also qualify a non-EU buyer for Category 6.2 permanent residency, with the money transferred from abroad and income from abroad of at least €50,000, plus €15,000 for a spouse and €10,000 per child.
Frequently asked questions
On 6 November 2026 we list 3,221 homes in 340 projects, from €135,000, with a median asking price of €495,000, before VAT.
Only into the 111 ready or completed homes. Of the 1,994 homes with a stage on file, 928 are under construction and 955 are off plan.
Yes: 19%, or 5% on the first 130 m² of a qualifying main home within the value limits. A new-build that carries VAT pays no transfer fees. Stamp duty was abolished for contracts signed from 1 January 2026.
Yes. EU citizens buy freely; non-EU buyers need Council of Ministers permission, filed by the lawyer after the contract is signed.
Paphos, with 1,546 homes, then Limassol with 1,251 and Larnaca with 299.
Not to us: we are paid by the developer. You pay VAT or transfer fees, a lawyer (about 1% plus VAT) and small Land Registry charges.
A non-EU buyer can apply for Category 6.2 with a first-sale new-build of at least €300,000 plus VAT, with income from abroad of €50,000 a year plus €15,000 for a spouse and €10,000 per child.